IS 15183-1: Guidelines for Maintenance Management of Buildings, Part 1: General

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IS 15183-1 (2002) : Guidelines for Maintenance Management of
Buildings^ Part 1: General [CED 13: Building Construction
Practices including Painting, Varnishing and Allied
Finishing]

Jawaharlal Nehru
'Step Out From the Old to the New"

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Invent a New India Using Knowledge

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PROTECTED BY COPYRIGHT

IS 15183 (Parti ) : 2002

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Indian Standard

GUIDELINES FOR MAINTENANCE
MANAGEMENT OF BUILDINGS

PART 1 GENERAL

ICS 91.040.01

© BIS 2002

BUREAU OF INDIAN STANDARDS

MANAK BHAVAN, 9 BAHADUR SHAH ZAFAR MARG
NEW DELHI 110002

-^"^'"■'2002 ' Price Group 7

Building Construction Practices Sectional Committee, CED 13

FOREWORD

This Indian Standard ( Part 1 ) was adopted by the Bureau of Indian Standards, after the draft finalized by the
Building Construction Practices Sectional Committee had been approved by the Civil Engineering Division
Council.

Maintenance management in building industry is the art of preserving over a long period what has been
constructed. It is as important as construction management or even more. Whereas construction stage lasts for
a short period of 2 to 5 years, maintenance continues for at least 20-30 times the construction phase. Bad
practice of maintenance adversely affects the environment in which people work, thus affecting the overall
output.

It is clearly impractical and even undesirable to replace all older buildings at once. Everyone concerned with
buildings whether as owners, engineers, designers, constructors or users should take a serious interest in this
problem of building maintenance.

In the post-construction stage, the day-to-day maintenance or upkeep of the building shall certainly delay the
decay of the building structure. Though the buildings may be designed to be very durable, it needs maintenance
to keep it in good condition. It has been planned to publish Guidelines for Maintenance Management of
buildings in the following three parts:

a) Part I General,

b) Part 2 Finance, and

c) Part 3 Labour.

This part covers the general aspects related to maintenance management of buildings.

This standard keeps in view the practices in the field of building maintenance management in the country.
Assistance has been derived from BS 8210 : 1986 'Guide for Building Maintenance Management', issued by the
British Standards Institution.

The composition of the technical Committee responsible for formulation of this standard is given at Annex D.

For the purpose of deciding whether a particular requirement of this standard is complied with, the final value,
observed or calculated, expressing the result of a test or analysis, shall be rounded off in accordance with
IS 2 : 1960 'Rules for rounding off numerical values ( revised )'. The number of significant places retained
in the rounded off value should be the same as that of the specified value in this standard.

IS 15183(Partl):2002

Indian Standard

GUIDELINES FOR MAINTENANCE
MANAGEMENT OF BUILDINGS

PART1 GENERAL

1 SCOPE

This standard provides general guidelines for
maintenance management of building fabric including
services ( electrical and mechanical ).

2 REFERENCE

The following Indian Standard contains provisions
which through reference in this text, constitutes
provision of this standard. At the time of publication,
the edition indicated was valid. All standards are
subject to revision, and parties to agreements based
on this standard are encouraged to investigate the
possibility of applying the most recent edition of the
standard indicated below:

IS No.

Title

IS 151S3 Guidelines for maintenance

(Part2):2002 management of buildings: Part 2
Finance

3 TERMINOLOGY

For the purpose of this standard, the following
definitions shall apply,

3.1 Maintenance — The combination of all technical
and associated administrative actions intended to
retain an item in or restore it to a state in which it can
perform its required function.

3.2 Maintenance Management — The organisation
of maintenance within an agreed policy. Maintenance
can be seen as a form of 'steady state' activity,

23 Building Fabric — Elements and components
of a building other than furniture and services.

3.4 Building Maintenance — Work undertaken to
maintain or restore the performance of the building
fabric and its services to provide an efficient and
acceptable operating environment to its users.

3.5 House Keeping — House keeping maintenance
can be defined as a routine recurring work which
is required to keep a structure in good condition so
that it can be utilized at its original capacity and
efficiency along with proper protection of capital
investment, throughout its economic life.

3.6 Owner — Person or body having a legal interest

in a building. This includes free holders, lease holders
or those holding a sub-lease which both bestows a
legal right to occupation and gives rise to liabilities
in respect of safety or building condition.

In case of lease or sub-lease holders, as far as ownership
with respect to the structure is concerned, the structure
of a flat or structure on a plot belongs to the allotee/
lessee till the allotment/lease subsists,

3.7 Confined Space — Space which may be
inadequately ventilated for any reason and may result
in a deficiency of oxygen, or a build-up of toxic gases,
for example, closed tanks, sewers, ducts, closed and
unventilated rooms, and open topped tanks particularly
where heavier than air gases or vapours may be present.

4 BUILDING MAINTENANCE

4.1 General

Any structure, building or service when built has
certain objectives and during the total economic life
of that structure or service, it has to be maintained.
Maintenance is a continuous process requiring a close
watch and taking immediate remedial action. It is
inter-woven with good quality of house keeping. It
is largely governed by the quality of original
construction. The owners, engineers, constructors,
occupants and the maintenance agency are all deeply
involved in this process and share a responsibility.
Situation in which all these agencies merge into one
is ideal and most satisfactory.

There are two processes envisaged, that is, the work
carried out in anticipation of failure and the work
carried out after failure. The former is usually referred
to as preventive maintenance and the latter as
corrective maintenance. The prime objective of
maintenance is to maintain the performance of the
building fabric and its services to provide an efficient
and acceptable operating environment to its users.

4.1.1 Maintenance, in general term, can be identified
in the following broad categories.

4.1.1,1 Cleaning and servicing

This is largely of preventive type, such as checking
the efficacy of rain water gutters and servicing the
mechanical and electrical installations. This covers
the house keeping also.

IS 15183 (Partl):2002

4.1.1.2 Rectification and repairs

This is also called periodical maintenance work
undertaken by, say, annual contracts and including
external replastering, internal finishing, etc.

4. 1 .2 Replacements

This covers major repair or restoration such as re-
roofing or re-building defective building parts.

4.2 Factors Affecting Maintenance

4.2.1 Maintenance of the buildings is influenced by
the following factors:

a) Technical factors — These include age of
building, nature of design, material
specifications, past standard of maintenance
and cost of postponing maintenance.

b) Policy — A maintenance policy ensures that
value for money expended is obtained in
addition to protecting both the asset value
and the resource value of the buildings
concerned and owners.

c) Financial and economic factors [ see
IS15183(Part2)].

d) Environmental — All buildings are subject
to the effects of a variety of external factors,
such as, air, wind precipitation, temperature,
etc, which influence the frequency and scope
of maintenance.

The fabric of building can be adversely
affected as much by the internal environment
as by the external elements. Similarly, factors
of humidity, temperature and pollution should
be considered. Industrial buildings can be
subject to many different factors, subject to
processes carried out within. Swimming pool
structures are vulnerable to the effects of
chlorine used in water.

e) User — The maintenance requirements of
buildings and their various parts are directly
related to the type and intensity of use they
receive.

4.2.2 Influence of Design

The physical characteristics, the life span and the
aesthetic qualities of any building depend on the
considerations given at the design stage. All buildings,
however well designed and conscientiously built, will
require repair and renewal as they get older.

However, for better performance of the building
envelop, the following are the ways to minimize
troubles at the later stage.

a) Minimize defects during construction and
design.

b) Detail and choose materials during
construction so that the job of maintenance
is less onerous.

4.2.2.1 In addition to designing a building for structural
adequacy, consideration should also be given to
environmental factors, such as, moisture, natural
weathering, corrosion and chemical action, user wear
and tear, pollution, flooding, subsidence, earthquake,
cyclones, etc.

4.2.2.2 A list of common causes for maintenance
problems is given in Annex A for guidance. However,
no such list is likely to be entirely comprehensive.

4.3 Maintenance Policy

The policy should cover such items as:

The owner's anticipated future requirement for
the building taking account of the building's
physical performance and its functional suitability.
This may lead to decisions regarding:

a) the present use of the building
anticipating any likely upgradings and
their effect on the life cycles of existing
components or engineering services; and

b) a change of use for the building and the
effect of any conversion work on the life
cycles of existing components or
engineering services.

4.4 Maintenance Work Programmes

The programming of maintenance work can affect
an owner or his activities in the following ways:

a) Maintenance work should be carried out at
such times as are likely to minimize any adverse
effect on output or function.

b) Programme should be planned to obviate as
far as possible any abortive work. This may
arise if upgrading or conversion work is
carried out after maintenance work has been
completed or if work such as rewiring is carried
out after re-decorations.

c) Any delay in rectifying a defect should be
kept to a minimum only if such delay is likely
to affect output or function. The cost of
maintenance increases with shortening
response times.

d) Maintenance work, completed or being carried
out should comply with all statutory and other
legal requirements.

4.5 Maintenance Guides

An owner responsible for a large number of
buildings may have established procedures for

maintenance. When an owner is responsible for the
maintenance of only one building or a small number
of buildings, the preparation of a guide tailored to
suit each particular building, can offer significant
advantages. Such a guide should take into account
the following:

a) type of construction and residual life of the
building, and

b) environment and intensity of use ( see 4.2 ).

The guide may form part ofa wider manual covering
operational matters.

4.6 Planning of Maintenance Work

Work should take account of the likely maintenance
cycle of each building element and be planned logically,
with inspections being made at regular intervals. Annual
plans should take into account subsequent years'
programmes to incorporate items and to prevent
additional costs. It should be stressed that the design
ofsome buildings can lead to high indirect costs in
maintenance contracts and therefore, careful planning
can bring financial benefits. Decisions to repair or
replace should be taken after due consideration.

4.7 Feedback

4.7. 1 Feedback is normally regarded as an important
procedure of providing information about the behaviour
of materials and detailing for the benefit of the architect/
engineer designing new buildings, which will resuh
in lessening maintenance costs. It is an equally valuable
source of information for the persons responsible for
maintenance. Every maintenance organisation should
develop a simple way of communicating its know-how,
firstly for benefit of others in the organization and
secondly for the benefit of the building industry as
a whole. There should be frank and recorded dialogue
on an on-going basis between those who occupy and
care for buildings and those who design and construct
them.

4.7.2 Feedback should aim at the following:

a) User satisfaction,

b) Continuous improvement, and

c) Participation by all.

4.7.3 Source of Information

The information on feedback can be obtained from
the following:

a) Occupants,

b) Inspections,

c) Records, and

d) Discussions.

IS 15183(Partl):2002
4.8 Means of Effecting Maintenance

4.8.1 Responsibility

Some maintenance work will be carried out by the
occupier of a building or by the occupier's
representative. In the case of leasehold or similar
occupation, not all maintenance may be the
responsibility of occupier. Responsibility of common
areas may be clearly defined.

4.8.2 Maintenance work sub-divided into major
repair, restoration, periodical and routine or day-to-
day operations will be undertaken by one of the
following:

a) Directly employed labour,

b) Contractors, and

c) Specialist contractors under service agreement
or otherwise.

4.8.3 The merits of each category for typical
maintenance work must be considered because
optimum use of resources appropriate to tasks in a
given situation is an important element of policy.

4.8.4 The success of contracting out depends on the
nature of the services, conditions in which contracting
is undertaken ( the tendering process ), how the contract
is formulated and subsequent monitoring of service
quality. The important consideration in the decision
to contract out is whether a contractor can ensure a
socially desirable quantity and quality of service
provision at a reasonable cost to the consumers.

5 ACCESS

5.1 General

All maintenance activities including any preliminary
survey and inspection work require safe access and
in some situations this will have to be specially
designed. Maintenance policy and maintenance costs
will be much influenced by ready or difficult access
to the fabric and to building services. Special
precautions and access provisions may also need to
be taken for roof work or for entry into confir ^d
spaces, such as, ducts or voids.

5.2 Access Facilities

5.2.1 Permanent accessibility measures should be
provided at the design stage only for all the areas
for safe and proper maintenance. It is a matter on which
those experienced in the case of the building can make
an important contribution at design stage in the interest
of acceptable maintenance costs.

5.2.2 A wide variety of temporary access equipment
may appropriately be provided for maintenance work,
ranging from ladders to scaffoldings or powered lift
platforms.

IS 15183(Partl):2002

5.2.3 Wherever possible, it is better to provide
permanent access facilities such as fixed barriers,
ladders and stairways. When such permanent access
facilities are provided, necessary arrangement may
be included in maintenance plans for their regular
inspection, maintenance and testing.

5.2.4 All personnel employed for carrying out
maintenance should be provided with the necessary
protective clothing and equipment, and instructed
in its use.

5.2.5 When physical access is not possible in
situations, such as, wall cavities, drains, etc, inspections
may be made with the aid of closed circuit television
or optical devices, such as, endoscopes.

5.3 Access to Confined Spaces

5.3.1 Ventilation

Special precautions need to be taken when entering
a confined space. Such confined spaces should be
adequately ventilated, particularly before being entered,
to ensure that they are free from harmfiil concentrations
of gases, vapours other airborne substances and that
the air is not deficient in oxygen.

5.3.2 Lighting

Good lighting is necessary in order that
maintenance work can be carried out satisfactorily.
This is particularly important in confined spaces.
When the normal lighting is inadequate, it should be
supplemented by temporary installations. These
should provide general and spot illumination as
appropriate.

6 RECORDS

6.1 General

Good records can save owners and users/occupiers
much unnecessary expense and reduce potential
hazards in exploration work when faults arise,

6.2 Use of Building Records

6.2.1 All personnel involved in the maintenance of
the building should be made aware of the existence
of the building records.

6.2.2 Known hazardous areas should be explicitly
marked on the records as well as being marked on site
and should be pointed out to such personnel together
with any system of work adopted for use in such areas.

6.2.3 Records are of value only if they are kept up-
to-date and arrangements for this should be included
in any provision that may be made for records.

6.2.4 Records should be readily accessible for use
and the place of storage should take into account

the form of the records and the conditions needed
to keep them from damage of any kind. It is
recommended that a duplicate set of records is kept
in a secure place other than building itself and is kept
up-to-date.

6.3 Following should be typical contents of the
maintenance records:

a) A brief history of property, names and
addresses of consultants and contractors.

b) Short specifications, constructional
processes, components, material finishes,
hidden features, special features, etc.

c) 'As built' plans and as subsequently altered
with sections, elevations and other detailed
drawings.

d) Foundation and structural plans/sections
such as concrete reinforcement drawings.

e) Detail specification of all materials
incorporated, for example, concrete mix,
species and grades of timber, etc. Potentially
hazardous materials and types or methods
of construction that under some circumstances
become hazardous may be identified.

f) Information on house keeping and routine
maintenance with details of internal and
external surfaces and decorations, schedule
of cleaning, inspection and maintenance.

g) Means of operating mechanical, electrical and
plumbing installations.

h) Description of renovations, extensions,
adaptations and repair to each elements.

j) All plant, machinery and propriety articles
including manufacturer's trade literature and
instructions for installation, use and
maintenance.

k) Methods of work used in construction, such
as, assembly of prefabricated units.

m) All information related to fire, such as:

1) Location and service arrangements of all
fire alarm and call points;

2) Location and service arrangements of all
extinguishers, hose reels and other fire
fighting installations;

3) Location of all fire compartment walls,
doors, floors and screens;

4) Location of all areas of exceptional fire
hazard,

5) Fire escape routes;

6) Details of application of any fire
protection treatment; and

7) Location details and description of any

IS 15183 ( Parti ):2002

installation for smoke control or protection
of escape routes.

n) There should be a wall chart showing at a
glance the various operations which have
to be undertaken. Line drawings of buildings
are always useful.

p) Records of security measures should be known
to authorised personnel only.

q) Where no records exist, information should
be slowly built up as it becomes available
during the course of maintenance work.

r) Use of computers for storing information may
be preferred.

6.4 Mechanical Records

6.4. 1 Documentation

Documentation should record the following as
installed:

a) The location including level, if buried, of
all public service connections ( for example,
fuel gas and cold water supplies ) together
with the points of origin and termination, size
and materials of pipes, line pressure and other
relevant information.

b) The layout, location and extent of all piped
services showing pipe sizes, together with
all valves for regulation, isolation and other
purposes as well as the results of all
balancing, testing and commissioning data.

c) The location, identity, size and details of all
apparatus and all control equipment served
by or associated with each of the various
services together with copies of any test
certificates for such apparatus where,
appropriate. The information with respect
to size and details may be presented in
schedule form.

d) The layout, location and extent of all air
ducts showing dampers and other equipment,
acoustic silencers, grills, diffusers or other
terminal components. Each duct and each
terminal component should be marked with
its size, the air quantity flowing and other
relevant balancing data.

e) The location and identity of each room or
space housing plant, machinery or apparatus.

6.4.2 Drawings

Drawings should record the following as installed:

a) Detailed general arrangements of boiler
houses, machinery spaces, air handling
plants, tank rooms and other plant or

apparatus, including the location, identity,
size and rating of each apparatus. The
information with respect to the size and rating
can be presented in schedule form.

b) Isometric or diagrammatic views of boiler
houses, plant rooms, tank rooms and similar
machinery, including valve identification
charts. It is useful to frame and mount a copy
of such drawings on the wall of the appropriate
room.

c) Comprehensive diagrams that show power
wiring and control wiring and/or pneumatic
or other control piping including size, type
or conductor or piping used and identifying
the terminal points of each.

6.5 Electrical Records

Documentation should record the following including
locations as installed:

a) Main and sub-main cables showing origin,
route, termination, size and type of each cable;
cables providing supplies to specialist
equipment, for example, computers, should
be identified separately.

b) Lighting conduits and final sub-circuit cables
showing origin, route, termination and size
of each, together with the number and size
of cables within each conduit. The drawings
should indicate for each conduit or cable,
whether it is run on the surface or concealed,
for example, in a wall chase, in a floor screed,
cast in-situ, above a false ceiling, etc.

These drawings should also indicate the
locations of lighting fittings, distribution
boards, switches, draw-in-boxes and point
boxes, and should indicate circuitry.

c) Location and purpose of each emergency
lighting fitting including an indication of the
circuit to which it is connected.

d) Single and three phase power conduits and
final sub-circuit cables showing locations of
power distribution boards, motors, isolators,
starters, remote control units, socket outlets
and other associated equipment.

e) Other miscellaneous equipment, conduits and
cables.

f) Lightening conductor, air terminals,
conductors, earth electrodes and test clamps.

g) Location of earth tapes, earth electrodes and
test points other than those in (f); cables
providing earth circuits for specialist
equipment, for example, computers, should
be identified separately.

IS 15183 ( Part 1 ) : 2002

Documentation should also include, when applicable
the following:

a) Distribution diagrams or schedules to show
size, type and length ( to within I m ) of each
main and sub-main cable together with the
measured earth continuity resistance of each.

b) Schedule of lighting fittings installed stating
location, manufacturer and type or catalogue
number together with the type or
manufacturer's reference, voltage and wattage
of the lamp installed.

c) Schedule of escape and emergency lighting
fittings installed stating location,
manufacturer, type or catalogue number
together with the type or manufacturer's
reference, voltage and wattage of the lamp
installed. For battery systems, the position
of the battery, its ampere hour rating and
battery system rated endurance in hours
should be stated.

d) Records of smoke detectors, sprinklers, fire
precautions.

e) Incoming supply details, the type of system,
voltage, phases, frequency, rated current and
short circuit level with details of the supply
protection and time of operation as
appropriate,

f) Main switchgear details; for purpose made
equipment, this should include a set of
manufacturers' drawings and the site layout.

g) Transformer, capacitor and power plant details.
The leading details should be given,
for example, for transformers, the VA rating,
vohages and type of cooling.

h) Completion certificate, according to the Indian

Electricity Act.

7 INSPECTIONS

7.1 General

Regular inspections are actual part of the procedures
for the maintenance of buildings. They are needed
for a variety of purposes and each purpose requires
a different approach if it is to be handled with maximum
economy and efficiency. A more detailed inspection
covering all parts of a building is needed to determine
what work should be included in cyclic and planned
maintenance programme.

7.2 Frequency of Inspection

Inspection should be carried out at the following

frequencies:

a) Routine — Continuous regular observations
should be undertaken by the building user
as part of the occupancy of building. Feed-

back resulting from this type of observation
should be encouraged.

b) General — Visual inspections of main
elements should be made annually under the
supervision of suitably qualified personnel
at appropriate times.

c) Detailed — The frequency of full inspection
of the building fabric by suitably qualified
personnel should not normally exceed a
5-year period.

7.2.1 Inspection Schedule

The preparation of a specific schedule should be
encouraged. Once prepared, it can be used for
subsequent inspections.

7.3 Inspection of Engineering Services

Engineering services generally have a shorter life
expectancy than building fabric and because of their
dynamic function, should be subjected to more frequent
inspections and maintenance.

7.3.1 Inspection of services should be carried out
for three purposes as follows:

a) to check if maintenance work is required;

b) to check if maintenance work is being
adequately carried out; and

c) for safety reasons to comply with statutory
requirements and if required, with
recommendations of other relevant
organisations.

7.3.2 The frequency of inspections for purpose (a)
will depend upon types of plant and system,
manufacturer's recommendations and subjective
judgement. Frequencies for purpose (b) should be
carried out on an annual basis.

7.3.3 Method of Inspection

The limited life of building services means it is
important to record their residual life so that their
replacement can be budgeted for and inspection
methods should be arranged accordingly.

A check list of items of plant to be inspected should
be considered. Detailed specifications of how
inspections should be carried out are necessary
because a simple visual inspection is unlikely to show
whether plant is operating correctly and efficiently.

Inspections frequently necessitate the use of
appropriate instruments by competent persons. An
example of this is the inspections carried out to check
compliance with statutory requirements-

When instruments are used, it is important that
adequate training is provided in the use of instruments
and the interpretation of the results.

IS 15183(Partl):2002

7.4 Records of all inspections should be kept.

7.5 Inspection Report

Inspection report may be prepared in the format as
given in Annex B,

8 MAINTENANCE OF ELECTRICAL
APPLIANCES

8.1 Planning of Maintenance Work

8. 1 . 1 If the authorized person has complete knowledge
of the electrical appliances to be worked upon, then
safety will be more assured. If the person attending
to the job is not technically competent to handle the
job, then more careful planning is required before hand.

8.1.2 Repetitive nature of jobs involve little or no
pre-planning whereas infrequent nature of jobs may
need careful planning even if the person attending
the job is technically competent.

8.1.3 Planned routine maintenance will facilitate
continued safe and acceptable operation of an electrical
system with a minimum risk of breakdown and
consequent "interruption of supply,

8.1.4 As far as the electrical equipments/installations
are concerned, it is not possible to lay down precise
recommendations for the interval between the
maintenance required. The recommendation for
frequency of maintenance in this regard from the
manufacturer is more relevant. The manufacturer should
be requested to specify minimum maintenance frequency
under specified conditions. These intervals depend
greatly upon the design of the equipment, the duty
that it is called on to perform and the environment in
which it is situated.

8.2 The following two types of maintenance are

envisaged.

8.2.1 Routine Maintenance

Routine maintenance of the electrical equipments goes
alongwith the regular inspections of the equipments.
Inspections shall reveal the undue damage and

excessive wear to the various components. Examination
of the equipment shall reveal any need for conditioning
of the contact system, lubrication and adjustment of
the mechanisms.

8,2,2 Post-Fault Maintenance

When there is a breakdown in the system and certain
parts are identified for the replacement and then the
maintenance/repair of the defective part away from
the operating environment is covered under post- fault
maintenance.

8.3 Guidelines for the Maintenance of Electrical
Appliances

8.3.1 Uninterrupted and hazard-free functioning of
the electrical installations are the basic parameters
of maintenance. The equipment should be restored
to correct working conditions. Special attention should
be paid to the items and settings that might have been
disturbed during the operational phase. Loose and
extraneous equipment or wiring give rise to potential
safety hazards. All covers and locking arrangements
should be properly checked and secured to achieve
original degree of protection,

8.3.2 Guidelines to be followed for the maintenance
of electrical equipment to ensure their smooth
functioning are given in Annex C.

9 OPERATING AND MAINTENANCE MANUALS

The engineering services within buildings
frequently are dynamic, involving complex systems
of integrated plant items. Operation of such plant can
require detailed knowledge and direction.
Maintenance can also require extensive information
to be available. It is, therefore, important to have suitable
operating and maintenance manuals to provide the
necessary guidance. These should be included as
part of the contractual requirements for new
installations and should ideally be prepared as
reference documents for existing installations where
no such information exists.

IS 15183(Partl):2002

ANNEX A

( Clause 4.2.2.2 )

COMMON CAUSES FOR MAINTENANCE PROBLEMS

A-0 MAJOR CAUSES. FOR MAINTENANCE
PROBLEMS

A-1 FLOORS

a) Poor quality of construction which includes
quality of construction material and
workmanship.

b) Improper slopes, mainly in kitchen,
bathrooms/toilets, etc.

c) Lack of rounding at junctions of walls with
floors.

d) Lack of damp-proof course treatment in walls
and particularly in sunken floors.

e) Poor design of building.
A-2 ROOFS

a) Inadequate roof slopes.

b) Inferior quality of construction.

c) Cracks on roof surfaces.

d) Inadequate provision of rain water spouts.

e) Blockages in gratings/rain water pipes.

f) Worn out felts.

g) Bubbling up of tarfelt and separation of joints.

h) Leakage from the openings provided on the
roof.

A-3 PLUMBING

a) Inadequate slopes in soil/waste pipes.

b) Improper lead joints.

c) Joints in walls.

d) Improper junctions of stacks.

e) Inadequate cleaning eyes at junctions.

f) Inadequate slopes in sewage pipes.

g) Throwing of solid wastes in WC's.

h) Lack of periodical checking and cleaning.

j) Lack of motivation/education to users for
proper use.

k) Overflow from service tanks.

m) Inferior quality of fittings and fixtures.

n) Inadequate design.

A-4 DRAINAGE

a) Improper surface dressing around buildings
and improper upkeep of surroundings.

b) Growth of wild grass and vegetation.

c) Inadequate drainage system around the
building.

d) Inadequate slope of the drains or drainage
pipes.

e) Inadequate number of inspection chambers.

f) Theft of manhole covers, etc.

g) Throwing of solid waste in the open surface
drains.

A-5 ELECTRICAL

a) Loose connections.

b) Improper earthing and earth connections.

c) Damages to wires, cables and other
installations.

d) Under rated cables/wires and other
installations.

IS 15183{Partl):2002
ANNEX B
( Clause 7.5 )
FORMAT FOR INSPECTION REPORT

Date:

Building/Block:

Condition

Sound

Suspect

Defective

Floors and Staircases

a) Ground floor
Finish
Skirting
Structure
Damp-proofing
Ceiling

Under floors, spaces ( suspended floors )
Termites/insects

b) Upper floors
Finish
Structure
Ceiling
Suspended ceiling

c) Staircases
Structure
Treads

Finishes

Balustrade

Soffits

Finish
Roofing
Fiat/Pitched
Finish
Insulation
Structure

Roof lights/glazing
Parapets
Cutters

IS 1 5183 { Parti ):2002

Date:

Building/Block:.
Condition

Sound

Suspect

Defective

Rain vvater.pipes
Mud phuska
Roof interiors ( pitched )
Growth of vegetation
Sanitary Installations

a) Plumbing
Fittings/pipings, WC's
Taps

Sinks

Basins

Urinals

Cisterns

Geysers

b) Sewage disposal
Soil pipes
Manholes
Sewer lines

c) Drainage
Gully chambers
Sewers

Surface drains
Inspection chambers
Structural movement
Failure of material

Design or construction defects
Overhead tanks/underground
Sumps/terrace tanks
Septic tanks
Remarks

10

IS 15183(Partl):2002
ANNEX C
(Clause S.3.2)
GUIDELINES FOR MAINTENANCE OF ELECTRICAL EQUIPMENTS

C-1 In case of electrical appliances, manufacturer's
instructions for the usage and maintenance of the
equipment should be strictly followed.

C-2 The detailed/working drawings of all the
components of electrical installations should always
be available with the maintenance unit. The following
records should be available:

a) Manufacturer's name;

b) Name-plate of the equipment and its sailent
features, such as, capacity, rating, etc;

c) Manufacturer's recommendations regarding
availability/usage of spare parts;

d) Manufacturer's recommendations for
periodical maintenance and post-fault
maintenance; and

e) Details of the maintenance operations
performed in the past.

C-3 Care should be taken while selecting replacement
parts. The spare parts should be correct and suitable,
preferably as recommended by the manufacturer of
the installation. During the placement of order for
the supply of spare parts, name-plate particulars and
serial number should be quoted.

C-4 The space where the equipment is kept should
be clean and properly ventilated. Equipment should
not be disturbed needlessly. Before cleaning, the
equipment should be made dead. For internal cleaning,
a section cleaner should be used.

C-5 Covers and doors should not be left open
unnecessarily during maintenance. Afterwards they
should be promptly and correctly closed and locked.

C-6 Before removing the covers and connections,
all covers and cable terminations should be marked
to ensure correct replacements. Disturbed connections
and temporary connections should be marked to
facilitate reconnection. Temporary connections and
markings should be removed before the installation
is put to use.

C-7 Those connections, which have not been
disturbed, should also be checked for soundness
and overheating,

C-8 All insulations should be regularly checked. Solid
insulations should be checked for cracks and other
defects. Fibrous and organic insulations should be
checked for sign of blistering, delamination and

mechanical damage. For insulating oils, the interval
between tests should be carried out as per the
recommendations of the manufacturer and keeping
the adverse environmental conditions in mind.

C-9 It should be ensured that the earthing connections
are sound and all contact screws are tight.

C-10 During the examination of interlocks, it is
necessary to take precautions to prevent danger to
plant or persons in the event of malfunction or
inadvertent operation. A person responsible for
checking and maintaining any interlock system should
have thorough knowledge of the extent, nature and
function of the interlock.

C-11 If the equipment is ventilated then it should
be ensured that the air-flow is smooth and not
restricted. If filters are provided, they should be cleaned
or replaced as necessary.

C-12 The standby system for tripping and closing
supplies should always be kept in good order.
Indicators and alarms should be maintained in time
with the manufacturer's instructions.

C-13 Tools, spares and instruments should be stored
near to the installation. These should be regularly
checked against an inventory.

C-14 Before the start of maintenance of the circuit
switches, it should be ensured that all incoming and
outgoing main auxiliary circuits are dead and remain
so during the maintenance. Overheating of the circuit
switches is the root cause for faults. Overheating
may be caused by inadequate ventilation, overloading,
loose connection, insufficient contact force and mal-
alignment.

C-15 Some circuit breakers are not intended to be
maintained, such as, miniature circuit breakers
( MCBs ). Such items should not be dismantled for
maintenance. These should be renewed periodically.

C-16 For the maintenance of fuses, periodical
inspection should be done for correct rating, security,
overheating and correct location/orientation. Element
of renewable fuses should be renewed when the
deterioration is apparent. The availability and correct
replacement of fuse links should be ensured.

C-17 If a fuse link of certain rating has failed and is
replaced, then all fuse-links ofsame rating apparently
subjected to the fault should be destroyed and
replaced by new fuse-links.

11

IS 15183 (Parti ) : 2002

C-18 In order to be reasonably sure that circuit
breaker is capable of operation when required, these
should be tripped and reclosed at regular intervals.
Tripping should be proved manually and where
possible electrically via the protective relay contacts.
The leakage ofoil, sign of corrosion and any unusual
smell which may indicate overheating should be
detected through inspections.

C-19 Timing devices are mostly designed for specialist
maintenance. These should not be dismantled for
maintenance or overhaul purposes unless specifically

recommended by the manufacturers. Actual timing
periods should be verified with set values and
application requirements.

C-20 In case of cable boxes and terminations, security
of mounting and earthing should be examined. Exposed
tails should be inspected for good conditions of
insulation and freedom from moisture.

C-21 Battery cells should be inspected for shedding
of active material, sedimentation and buckling of plates.
Level of electrolyte should be regularly checked and
the level should be corrected with distilled water.

12

IS 15183 ( Parti ):2002

ANNEX D

( Foreword )

COMMITTEE COMPOSITION

Building Construction Practices Sectional Committee, CED 13

Organization
In personal capacity ( D-6, Sector 55, Noida-20J30I )
Bhabha Atomic Reseach Centre, Mumbai

Builders Association of India, Chennai

Building Materials and Technology Promotion Council,

New Delhi

Central Building Research Institute, Roorkee
Central Public Works Department, New Delhi

Central Road Research Institute, New Delhi
Central Vigilance Commission, New Delhi
Delhi Development Authority, New Delhi

Engineer-in-Chief s Branch, Army Headquarters, New Delhi

Engineers India Limited, New Delhi

Forest Research Institute, Dehra Dun

Hindustan Prefab Ltd, New Delhi

Hindustan Steel Works Construction Ltd, Kolkata

Housing and Urban Development Corporation, New Delhi

Indian Institute of Architects, Mumbai

Indian Oil Corporation, Mathura

Indian Pest Control Association, New Delhi
Life Insurance Corporation of India, New Delhi

Ministry of Railways, Lucknow

National Buildings Construction Corporation Ltd, New Delhi
National Industrial Development Corporation Ltd, New Delhi

National Project Construction Corporation. New Delhi

Public Works Department, Government of Arunachal Pradesh.

Itanagar

Public Works Department, Government of Maharashtra.
Mumbai

R€presentative(s)

Shri a. K. Sarkar ( Chairman )

Shri K. S. Chauhan

Shri K. B. Mehra ( Alternate )

Shri M. Karthikeyan

Shri J. K. Prasad

Shri S. K, Gupta ( Alternate )

Shri M. P. Jaisingh

Chief Engineer ( CDO )

Superintending Engineer ( CDO )
( Alternate )

Shri Deep Chandra

Shri R. A. Arumugam

Shri S. M. Madan

Shri S. C. Aggarwal ( Alternate )

Shri Suresh Chander

Shri Dinesh Agarwal ( Alternate )

ShriR. S. Garg

Shri A. K. Tandon ( Alternate )

Scientist- SF

Research Officer ( Alternate )

Shri S. Mukherjee

Shri M. Kundu ( Alternate )

Shri N. K. Majumdar

Shri V. K. Gupta ( Alternate )

Shri K. C. Batra

Shri K. C. Dharmarajan ( Alternate )

Shri P. C. Dhairyawan

Shri J. R. Bhalla ( Alternate )

Shri D. A. Francis

Shri S. V. Lalwani ( Alternate )

Shri H. S. Vyas

Chief Engineer

Deputy Chief Engineer ( Alternate )

Deputy Chief Engineer ( Construction )
Executive Engineer ( Construction )
( Alternate )

Shri Dauit Singh

Shri G. B. Jahagirdar

Shri Y. N. Sharma ( Alternate )

Shri K. N. Taneja

Shri S. V. Patwardhan ( Alternate )

Chief Engineer ( West Zone )

Shri A. B. Pawar

Shri V. B. Borge ( Alternate )

( Continued on page 14 )

13

IS 15183(Partl):2002

( Continued from page 13 )

Organization
Public Works Department, Government of Punjab, Patiala

Public Works Department, Government of Rajasthan, Jaipur

Public Works Department, Government of Tamil Nadu,
Chennai

State Bank of India, New Delhi

Structural Engineering Research Centre, Chennai

BIS Directorate General

Representative(s)

Chikh Engineer ( Building )

Director ( R & D ) ( Alternate )

Shri P K. Lauria

Shri K. L. Bairwa ( Alternate )

Chief Engineer ( Building )

Superintending Engineer ( Building )
( Alternate )

Shri P. L. Pathak

Shri G. V. Chanana ( Alternate )

Shri K. Mani

Shri H. G. Sreenath ( Alternate )

Shri S. K. Jajn, Director and Head ( Civ Engg )
[ Representing Director General ( Ex-officio ) ]

Member-Secretary

Shri Alok Kesari

Assistant Director ( Civ Engg ), BIS

Repairs and Maintenance of Buildings Including Services Subcommittee, CED 13:15

Central Public Works Department, New Delhi
Builders Association of India, Chennai
Central Building Research Institute, Roorkee

Shri Ashok Khurana ( Convener )
Shri M. Karthikeyan

Central Public Works Department, New Delhi
Forest Research Institute, Dehra Dun
Institution of Engineers (India), New Delhi
Institution of Surveyors, New Delhi
Life Insurance Corporation of India, New Delhi
Ministry of Communications, New Delhi

National Council for Cement and Building Materials,
New Delhi

National Building Construction Corporation Ltd,
New Delhi

Public Works Department, Government of Himachal Pradesh,
Shimla

PubUc Works Department, Government of Haryana,
Chandigarh

Public Works Department, Government of Maharashtra,
Mumbai

Reserve Bank of India, New Delhi

State Bank of India, Mumbai

Structural Designers and Construction Pvt Ltd, Mumbai
Welcome Group of Hotels, New Delhi

Shri G. C. Sopat

Shri Ajay Singh ( Alternate )

Chief Engineer ( NDZ )

Shri R. K. Punhani

Secretary and Director General

Secretary

Shri P. Rajamurthi

Shri Rohit Misra

Shri P. K. Panigrahi ( Alternate )

Shri O. R Garyali

DrN. K. }mh{ Alternate )

Shri R. K. Jain

Shri T. L. Sharma

Shri P. K. Sharma ( Alternate )

Shri K. S. Sharma

Shri G. K. Deshpande

Shri L. D. Agashe

Shri A. G. Bhide ( Alternate )

Shri G. Dhanasekaran

Shri T. V, Niranmnan ( Alternate )

Shri R. N. Raikar

Shri Balraj Malhotra

14

Bureau of Indian Standards

BIS is a statutory institution established under the Bureau of Indian Standards Act, 1986 to promote
harmonious development of the activities of standardization, marking and quality certification of goods and
attending to connected matters in the country.

Copyright

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the prior permission in writing of BIS. This does not preclude the free use, in the course of implementing the
standard, of necessary details, such as symbols and sizes, type or grade designations. Enquiries relating to
copyright be addressed to the Director (Publications), BIS.

Review of Ir'ian Standards

Amendments are issued to standards as the need arises on the basis of comments. Standards are also reviewed
periodically; a standard along with amendments is reaffirmed when such review indicates that no changes are
needed; if the review indicates that changes are needed, it is taken up for revision. Users of Indian Standards
should ascertain that they are in possession of the latest amendments or edition by referring to the latest issue
of 'BIS Catalogue' and 'Standards : Monthly Additions'.

This Indian Standard has been developed from Doc : No. CED 13 ( 5669 ).

Amendments Issued Since Publication
Amend No. Date of Issue Text Affected

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